Loading...
07SN0304 l\fay 15, 2007 CPC June 27,2007 BS STAFF'S REQUEST ANALYSIS AND RECOMMENDA TION 07SN0304 Andy B. and Margaret T. Self Matoaca Magisterial District Spring Run Elementary, Bailey Bridge Middle and Manchester High Schools Attendance Zones Southwest quadrant of Spring Run and Hensley Roads REQUEST: Rezoning from Community Business (C-3) to Residential (R-12). PROPOSED LAND USE: While the applicants propose to build only one (1) single family dwelling on the property at this time, a residential development with a maximum density of 2.2 dwelling units per acre would be permitted yielding approximately two (2) dwelling units. (Proffered Condition 5) PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGE 2. STAFF RECOMMENDATION Recommends approval for the following reasons: A. The proposed zoning and land uses conform to the Upper Swift Creek: Plan which suggests the property is appropriate for residential use of 2.2 units per acre or less. B. The proffered conditions adequately address the impacts of this development on necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for roads, schools, park:s, libraries and fire stations is identified in the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program, and the impact of this development is Providing a FIRST CHOICE community through excellence in public service discussed herein. The proffered conditions mItIgate the impact on capital facilities, thereby insuring adequate service levels are maintained and protecting the health, safety and welfare of County citizens. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDITIONS (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) 1. A fifty (50) foot buffer shall be provided along Spring Run Road. Such buffer shall comply with the requirements of the Subdivision Ordinance for fifty (50) foot buffers. (P) 2. Within ninety (90) days of a written request by the Transportation Department, forty-five (45) feet of right-of-way, measured from the centerline of Spring Run Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) 3. There shall be no direct vehicular access from the property to Spring Run Road. (T) 4. The applicant, subdivider, or assignee(s) shall pay the following to the County of Chesterfield, prior to the issuance of a building permit, for infrastructure improvements within the service district for the property: a. $15,600 per dwelling unit, if paid prior to July 1,2007; or b. The amount approved by the Board of Supervisors not to exceed $15,600 per dwelling unit adjusted upward by any increase in the Marshall and Swift Building Cost Index between July 1, 2006, and July 1 of the fiscal year in which the payment is made if paid after June 30, 2007. c. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. (B&M) 5. The maximum density of this development shall not exceed 2.2 dwelling units per acre. (P) 2 07SN0304-]UN27 - BOS GENERAL INFORMATION Location: Southwest quadrant of the intersection of Spring Run and Hensley Roads. Tax ID 734- 663-2802. Existing Zoning: C-3 Size: 1.3 acres Existing Land Use: Vacant Adiacent Zoning and Land Use: North, South and East - R-25; Single family residential or vacant West - A; Single family residential or vacant UTILITIES Public Water System: The request site lies within the boundaries of the Upper Swift Creek: Plan which recommends the use of the public water system. The public water system is available to serve this property. There is an existing sixteen (16) inch water line extending along the north side of Spring Run Road opposite this site. The existing structure on-site is not connected to the public water system. Use of the public water system will be required by County Code for any new structure built on-site, as the existing water line is within two hundred (200) feet of the property. Public Wastewater System: The request site lies within the boundaries of the Upper Swift Creek: Plan which recommends the use of the public wastewater system. The existing structure on-site is served by a private septic system. The public wastewater system is not available to serve this property. There is an existing twelve (12) inch wastewater trunk: line extending along a portion of Reedy Branch Creek: that terminates adjacent to Bayhill Pointe Subdivision approximately 5,400 feet northeast of this site. With development of Collington East Subdivision, a wastewater line will be extended which will bring the public system to within 2,700 feet of the request site. The Utilities Department feels that the extension of 3 07SN0304-]UN27 - BOS a wastewater line to serve this limited residential development is not feasible, as the cost would be significant. Private Septic System: Use of the existing septic tank: and drainfield or construction of new facilities must be approved by the Health Department. ENVIRONMENT AL Drainage and Erosion: The area is very flat and drains to the west via roadside ditches to tributaries of Swift Creek:. There are currently no lrnown on- or off-site drainage or erosion problems and none are anticipated after development. The roadside ditches along Hensley and Spring Run Road are relatively shallow and at times hold a small amount of water. PUBLIC FACILITIES The need for fire, school, library, park: and transportation facilities is identified in the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. This development will have an impact on these facilities. Fire Service: The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6) new fire/rescue stations are recommended for construction by 2022 in the Plan. In addition to the six (6) new stations, the Plan also recommends the expansion of five (5) existing stations. Based on two (2) dwelling units, this request will generate less then one (1) call for fire and emergency medical service each year. The applicants have addressed the impact on fire and EMS. (Proffered Condition 4) The Winterpock: Fire Station, Company 19, currently provides fire protection and emergency medical service. When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. Schools: Approximately one (1) student will be generated by this development. This site lies in the Spring Run Elementary School attendance zone: capacity - 943, enrollment - 1,303; Bailey Bridge Middle School zone: capacity - 1,521, enrollment - 1,563; and Manchester High School zone: capacity - 2,107, enrollment - 2,149. The enrollment is based on 4 07SN0304-]UN27 - BOS September 29, 2006, and the capacity is as of 2006-2007. There are currently eighteen (18) trailers at Spring Run and five (5 ) at Manchester High. The new Winterpock: Elementary School is scheduled to open this fall and the new Tomahawk: Middle School is scheduled to open in 2008. The new elementary school will provide relief for Spring Run and Grange Hall Elementary and the new middle school will provide relief for schools in this area of the county. This area of the county continues to experience growth and these schools, will provide much needed space. Continued approval of residential developments and zoning cases in the area will continue to push these schools over capacity, necessitating some form of relief in the future. The applicants have addressed the impact of this development on schools. (Proffered Condition 4) Libraries: Consistent with the Board of Supervisors' policy, the impact of development on library services is assessed countywide. Based on projected population growth, the Chesterfield County Public Facilities Plan (2004) identifies a need for additional library space throughout the County. While development of this one property would have minimal effect on library services, the continued development of properties in this area of the county would most lik:ely affect the existing Clover Hill Library, the existing Central Library or a proposed new facility identified in the 2004 Public Facilities Plan in the vicinity of Beach and Winterpock: Roads. The applicants have addressed the impact of this development on libraries. (Proffered Condition 4) Park:s and Recreation: The Public Facilities Plan identifies the need for three (3) new regional park:s, seven (7) community park:s, twenty-nine (29) neighborhood park:s and five (5) community centers by 2020. In addition, the Public Facilities Plan identifies the need for ten (10) new or expanded special purpose park:s to provide water access or preserve and interpret unique recreational, cultural or environmental resources. The Plan identifies shortfalls in trails and recreational historic sites. The applicants have addressed impacts on Park:s and Recreation. (Proffered Condition 4) Transportation: The property is located at the comer of Spring Run Road and Hensley Road. The applicants are requesting rezoning from Community Business (C-3) to Residential (R- 12). This request is anticipated to generate significantly less traffic than the uses permitted by the current zoning on the property. 5 07SN0304-]UN27 - BOS The Thoroughfare Plan identifies Spring Run Road as a major arterial with a recommended right-of-way width of ninety (90) feet. The applicants have proffered to dedicate forty-five (45) feet of right-of-way along Spring Run Road adjacent to the property in accordance with this plan (Proffered Condition 2). Because it now ends in a cul-de-sac, Hensley Road between Spring Run Road and Springford Park:way is recommended for deletion from the Plan in the proposed amendment to the Upper Swift Creek: Plan. Access to major arterials should be controlled. The applicants have proffered to preclude access from the property to Spring Run Road. (Proffered Condition 3) Financial Impact on Capital Facilities: PER UNIT Potential Number of New Dwelling Units 2* 1.00 Population Increase 5.44 2.72 Number of New Students Elementary 0.47 0.23 Middle 0.26 0.13 High 0.34 0.17 TOTAL 1.06 0.53 Net Cost for Schools 10,696 5,348 Net Cost for Park:s 1,208 604 Net Cost for Libraries 698 349 Net Cost for Fire Stations 810 405 Average Net Cost for Roads 17,884 8,942 TOTAL NET COST 31,296 15,648 * Based on a proffered yield of 2.2 dwelling units per acre (Proffered Condition 5). The actual number of dwelling units and corresponding impact may vary. As noted, this proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling unit on schools, roads, park:s, libraries, and fire stations at $15,648 per unit. The applicant has been advised that a maximum proffer of $15,600 per unit would defray the cost of the capital facilities necessitated by this proposed development. Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants, the applicant has offered cash to assist in defraying the cost of this proposed zoning on such capital facilities. (Proffered Condition 4) 6 07SN0304-]UN27 - BOS Note that circumstances relevant to this case, as presented by the applicant, have been reviewed and it has been determined that it is appropriate to accept the maximum cash proffer in this case. LAND USE Comprehensive Plan: Lies within the boundaries of the Upper Swift Creek: Plan which suggests the property is appropriate for residential use of 2.2 units per acre or less. Revisions to the Upper Swift Creek: Plan are being considered. The draft Plan, as recommended by staff, suggests the same land uses as the current adopted Plan. Area Development Trends: Surrounding properties are zoned Agricultural (A) and Residential (R-25) and are occupied by single family residential use or are vacant. It is anticipated that residential development will continue in the area as recommended by the Plan. Zoning History: On June 8, 1966, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, rezoned the request property from Agricultural (A) to General Business (C-2) with a limitation that the property could only be used for a grocery store. Density: Proffered Condition 5 limits density of this development to a maximum of 2.2 dwelling units per acre or approximately two (2) dwelling units. Buffers: If the request property were subdivided, the Subdivision Ordinance would require a fifty (50) foot vegetated buffer along Spring Run Road. This buffer is designed to provide a horizontal distance and open space separation between residential uses and arterial streets to reduce noise, glare and maintain privacy. Since only a single dwelling unit is proposed at this time, this buffer requirement would not be required by Ordinance. However, Proffered Condition 1 would require a fifty (50) foot vegetated buffer to be maintained along Spring Run Road to afford residential use on the property a separation from Spring Run Road. CONCLUSIONS The proposed zoning and land uses conform to the Upper Swift Creek: Plan which suggests the property is appropriate for residential use of 2.2 units per acre or less. In addition, the proffered conditions adequately address the impacts of this development on necessary capital facilities, as 7 07SN0304-]UN27 - BOS outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for roads, schools, park:s, libraries and fire stations is identified in the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program, and the impact of this development is discussed herein. The proffered conditions mitigate the impact on capital facilities, thereby insuring adequate service levels are maintained and protecting the health, safety and welfare of County citizens. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (5/15/07): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Bass, seconded by Mr. Gulley, the Commission recommended approval and acceptance of the proffered conditions on page 2. AYES: Messrs. Geck:er, Gulley, Bass, Litton, and Wilson. The Board of Supervisors, on Wednesday, June 27, 2007, beginning at 6:30 p.m., will tak:e under consideration this request. 8 07SN0304-]UN27 - BOS ~?t/ ~ 1.!~1 ft" 1 I :f ;;:1 I~. .~ ~t 'p ~ ~ !): (II :~i. ;#, Itl 11 ~, ~; ~. - ,~: .d" , This page is blank:.